OpEx Grand Total: $44,380 (26.14% of GSI)What I'm going to offer: I have a few options I plan to present him with depending on the interest rate he's willing to accept. 

Example: House needs 10 grand in work to be rented and seller is broke, and can't or doesn't want to sell the property yet, so you offer to pay 10% of market rent for use of the whole property, with option to purchase after X period of time.

Why not Casa Grande or Yuma or Flagstaff or Kingman?

@Jay Hinrichs It needs to be paid annually, last year not one of my payouts was over $1Most lawyers aren't going to touch a petty case over $1 miscalculation  and a few grand. 

Gary Ebersole in Grand Island came through for me, but don't expect speedy closings, and he is oldschool... email, call office and leave a message, no texst, call you back in 3-5 days. 

Investment Info:Single-family residence buy & hold investment in Casa Grande.

. $1400 is a drop in the bucket in the grand scheme.

I can see if it cost 5 grand to have it done the benefit would be marginal but spending an extra 1200 to boost cashflow a 100 bucks or more a month makes sense.

And then, once you get them out you need about 5 grand to get it back up to rent-ready condition?

Grand Rapids is a great city and I have family there.